Location of city villa or single-family house on 500 m2 plot - rectangular

I find it crucial that you do not rely solely on the statements of the BU when calculating the floor area ratio, as you might otherwise unnecessarily limit yourself. Furthermore, it should be reminded that you will most likely have to pay acquisition tax on the house if you build with the seller of the land.

Yes, I notice that. No, the seller is a third party; the broker and the BU know each other.

Dear everyone,

A little update from my side. I have meanwhile received a draft purchase agreement from the notary. It specifies exactly how the easement (the right of way, driving, and utility rights of the rear neighbor) is regulated: I have to grant it to him. If we use it together (meaning I drive on the same strip to get to my parking space), then we share maintenance and security obligations. If I do not use the strip, he even has to take care of everything. Regarding taxes: It seems you cannot avoid the property transfer tax. The property tax is reduced because the easement is visible and taken into account when determined by the tax office.

Regarding buildability, I was at the building authority: There is no development plan. That means §34 of the Building Code applies. Unfortunately, this means it depends on the prevailing development in the neighborhood. So the neighbor who clearly built 4m to the street boundary is not necessarily a precedent case, or rather, this is probably a matter of discretion. The floor space index is similarly oriented; the caseworker said: "could also be 0.23. We'll have to see." But in any case, only the main building counts. Outbuildings may exceed the floor space index by 50%. A ridge height of 9m is possible.

What I unfortunately forgot to ask is whether the boundary distance to the street (5m, possibly 4m) may be built upon by outbuildings; I will probably have to follow up on that.

Question to the dear forum community:

Better 2 full stories and crawl space or 1.5-story gable roof with expandable attic?

Thanks and regards

Tolentino

I am always for the latter... with a usable knee wall. I find sloping ceilings cozier. Most people here can't do anything with this slope and the associated limitations in furnishing. What you prefer, you have to decide for yourselves.

The floor area ratio is oriented the same way, the caseworker said: "it could also be 0.23. You have to see." But in any case, only the main building counts. Outbuildings may then exceed the floor area ratio by 50%.

I am skeptical about that. The 23% is, in my opinion, already the remainder from floor area ratio II-I. With a strict interpretation, you could only use this for everything else. The 50% exceedance is already almost used up with the driveway.

I could imagine that the building authority is generous if you don’t overdo it and also mention a few solid examples from the neighborhood. A special contribution in the form of environmental protection (e.g. green roofs, bird protection hedges, species-poor meadows, etc.) is also always well received to appease the ladies and gentlemen. But I wouldn’t expect too much.

Better 2 full floors and crawl space or 1.5 pitched roof with an expandable attic?

With the small footprint, I would rather go for 2 full floors with a basement.

I'm always for the latter... with a usable knee wall. I find sloping ceilings cozier.
Most people here can't do anything with this slope and the associated limitation in furnishing.
What you prefer, you have to figure out for yourself

What would be a usable knee wall in your eyes? 1m?

Well, I'm actually someone who, for the usability of the room, rather advocates for 2 full stories. On the other hand, we want to fit 6 rooms. And with the limited floor area, a convertible attic would, of course, be a nice "double floor."
The question is whether everything still gets too tight because of the lack of space upstairs and the general lack of storage space.

I'm skeptical. The 23% is, in my opinion, already the remainder of Floor Area Ratio II-I. If strictly applied, you could only use this for everything else. The 50% exceedance is almost exhausted with the driveway already.

I already clarified that with the building authority, just forgot to write it here. If the driveway is not sealed, it does not count as sealed area (which sounds logical). Specifically, I discussed grass grid stones with the caseworker. Sure statement: "They are okay!"
And the 0.23 is actually without seeing any Floor Area Ratio II numbers, but the caseworker's estimate of the degree of development of the neighborhood without having looked at it more closely.
She also told me in the conversation that it partly depends on how the overall appearance of the development looks (whether it fits in well) and not so much on the numbers themselves. Which I interpret as meaning that even 0.25 would be okay if my house doesn't look like a skyscraper in the middle of 3-story buildings in the end.

I could imagine that the building authority is generous if you don't overdo it and also mention a few convincing examples from the neighborhood. A special contribution in the form of environmental protection (e.g., green roofs, bird protection hedges, species-poor meadows, etc.) is also always well received to appease the ladies and gentlemen. But I wouldn't expect too much.

Yes, well, in the neighborhood I see in my eyes much more sealed surfaces, the property is now half asphalted. But thanks anyway for the tips with the other "peace offerings."

With the small floor area, I'd rather go for 2 full stories with a basement.

Well, basement. The groundwater is generally quite high in Berlin. Here it is probably even more extreme. You would have to build with a waterproof concrete shell, even then no guarantee that it stays watertight forever. Cost point +87,000 EUR (according to an offer on another construction project in the neighborhood). Unfortunately, that's not feasible for me...
Actually, hardly anyone builds with a basement here either, even in existing buildings it hardly occurs anymore from the 90s onwards (at least I haven't seen it during my viewings).

Further update:
The 5m (possibly 4m) to the street must not be built on. So the parking space either has to be behind the house (if it is built in front, which most here advocate for) or behind the 5m.

Best regards

Tolentino

Prefer 2 full stories and a crawl space or 1.5-story gable roof with an expandable attic?

my view:
with children = 2 stories
without children = 1.5 stories