Land in sight, is house construction financially possible?

Garden shed Luzern (approx. 10.5 sqm) and double carport 6x5 both ordered from McGarden24, back then (2020) both about 1.5K each… in the meantime prices went extremely high, now back to an earlier level.

My neighbor has a garden shed Nizza and only troubles. It warped shortly after assembly and still works so badly that the door can often only be opened with force. The gap dimensions at the windows are a catastrophe and the supplied roofing felt started to disintegrate after half a year. In spring a storm lifted and displaced the upper part. The hut is not even a year old and already a permanent DIY project. I would recommend for the garden shed to go for 44/45mm boards with double tongue and groove. It is simply much more stable than the 28mm planks of the cheap providers. For my part, I will come to about 15k with a 4x3.5m garden shed and a 5x6m double carport. But this includes a garden shed with floor and a tiled roof for both (the development plan requires that outbuildings and garage/carport be roofed like the house…). The carport is an extra reinforced version because I want to keep the option of installing photovoltaics there in the future. If you subtract the tiled roof and battens, you could take off about a third. Offers for a double carport from the house builders were about 18k back in 2020. One neighbor was quoted 35k by his house builder. Just as a reference for what could be saved here. Have the items quoted separately and decide then

It still doesn’t quite let us go..

Plot exactly 122,200

Additional costs plot 12,200

+Outdoor area, construction water, electricity 20,000 (We will do the garden ourselves, I can do the paving)

+Excavation(?), sewer connection(?), utilities(?) 35,000Euro(?)

House costs 327,359 turnkey (incl. bathrooms, floors, painting)

+Insulation of the floor slab 7,000 Euro

+Shower in the guest WC +4,713 Euro

+Larger shower in the bathroom 509 Euro

+Additional window 1,346 Euro

+Additional windows 1,346 Euro

Sample credit 5,000 Euro

Kitchen 6,000 Euro (we are satisfied with Ikea, electrical appliances and other parts of our kitchen we can take with us)

+Photovoltaic system 20,280 Euro incl. storage (necessary for the QNG+ subsidy)

Unexpected expenses 20,000 Euro



=582,953

-Equity

190,000 Euro QNG+ loan at 1.1% bullet

252,953 Euro loan at market conditions



Where are there (complete) misjudgments hidden everywhere?



The plot is near our previous apartment, trailer available, friends available. Moving will be doable.

As described, we have nice furniture, except for the kitchen I don’t see any major cost items in that regard. We also live well and happily with used items

If you now have a specific house in mind, definitely check the construction service description to see what is included in the offer. Based on experience, significant additional costs for the QNG certification will come, as each house must be certified individually. The foundation slab will also not be included; I did not see it on your list. In addition, there are soil surveys and surveying work. House connections, fees for the building application, final surveying, and possibly builder’s liability insurance and construction performance insurance. That’s what comes to mind off the top of my head.

And be careful with the subsidized loan. Make sure to check exactly whether you and the house really meet the funding requirements. Nothing worse can happen to you than signed contracts and then suddenly not getting the loan. It may be important to negotiate corresponding withdrawal rights for this. And a bullet loan of course means that in 10 years you will somehow have to refinance the 190K EUR. This is a corresponding risk in case interest rates rise, and besides that, the payment will increase significantly all of a sudden. You should keep that in mind.

I know some people who got their kitchen from IKEA, also for new builds. My kitchen is from Pino and cost under 10k without appliances, despite a U-shape with a freestanding leg and counter, PG2 black supermatt antifingerprint. It would probably have cost me twice as much with Schüller, thank God my kitchen builder could no longer order from there for tragic reasons and we "had to" switch to Pino. Appliances were another 5,000 because I wanted everything with HomeConnect. You could have gotten everything for 3,000 as well. Whoever can tell me what Schüller offers more for the double price, I'm all ears. For the savings, I'll get new fronts in 6 or 7 years when the kids are grown and no longer bumping into everything.

IKEA and Pino are in the same category anyway - low entry price. Schüller is more expensive, yes. What they and the representatives of the mid-range do differently can be read online. Whether the furniture would really have been twice as expensive if you kept the appliances constant - who knows. Whether it's worth it - that is something everyone needs to decide for themselves. Also, whether you like the design or not.

If you have a specific house in mind now, definitely check the construction service description to see what is included in the offer. Based on experience, there are considerable additional costs for the QNG certification, as each house must be certified individually. The foundation slab will also not be included; I did not see it on your list. In addition, there are soil surveys and surveying work. House connections, fees for the building permit, final survey, and possibly builder's liability insurance and construction performance insurance. That’s what comes to mind right away.

If you have a specific house in mind now, definitely check the construction service description to see what is included in the offer. Based on experience, there are considerable additional costs for the QNG certification, as each house must be certified individually. The foundation slab will also not be included; I did not see it on your list. In addition, there are soil surveys and surveying work. House connections, fees for the building permit, final survey, and possibly builder's liability insurance and construction performance insurance. That’s what comes to mind right away.

QNG costs between €1,000 and €3,000 for prefabricated houses depending on the provider. For individual houses, it is significantly more because the costs cannot be spread over many houses. A turnkey house at that price is probably very small or does not meet the correct energy standard for the subsidy. At that price, it is quite possible that even the basic equipment does not include essential items (such as roller shutters). Then you have to add a zero to your selection credit—or live with it.